Prado Ranch North Common Open S pace Tentative Map Washoe County - - PowerPoint PPT Presentation

Prado Ranch North Common Open S pace Tentative Map

Washoe County Planning Commission | July 3, 2018

 Intersection of Chickadee and Lemmon

Drive

 ~1 mile north of Deodar/ Lemmon Drive

intersection

 154± acres  Gently slopes east to west  Master Plan –

• North Valleys Area Plan adopted 2010
• S

uburban Residential designation

 Zoning –

• Medium Density S

uburban 4 (MDS 4)

• Compatible with Master Plan designation
• Encourages single family detached units

at 4 du/ ac

S ite Characteristics

S ite Photos

 S

• uthwestern portion in flood zone AE

 Map reflects FEMA published flood

zone impacts to site

 Areas shaded “ subj ect to inundation

by the 100-year flood” as defined by FEMA

 Zone AE per FEMA –

Base Flood elevation (water surface elevation) determined to be 4924

S ite Characteristics

 Character Management Design Requirements:

• 30’ wide open space buffer around perimeter

 NV6.1a

• 15,000 sqft perimeter lots

 NV6.1a

• Perimeter lots restricted to single story

 NV6.1b

• No residential fronting on existing streets

 NV6.1d

• Limit use of block, concrete or similar

materials to posts, pillars and similar uses

 NV6.1g

• S

treet lighting limited

 NV6.1h

Proj ect Details

 Common Open S

pace Tentative Map

• Development Area –

154.65 acres

• Total Lots - 490
• Gross Density - 3.17 du/ac
• Common Open S

pace - 24.25 acres (15.6% )

 Open S

pace/ Parks – 18.64 ac

 Open Channels –

5.61 ac

 Four Villages

• Villages 1 &3 –

7,000 sqft min

• Villages 2 & 4 –

6,000 sqft min

Proj ect Details

Open S pace Areas

 Trail S

ystem

• Area Plan Goal 10 –

S ystem of Trails

• New trail established around

perimeter will accommodate horse, bike and pedestrian (NVAP 10.2)

• Proj ect trails/ sidewalks

provide connectivity to existing trails (NVAP 10.6)

• All trails/ paths/ sidewalks

associated with proj ect will open to public use

Open S pace Areas

 24± acres of Common Open S

pace

• Open S

pace/ Parks – 18.64 ac

• Open Channels –

5.61 ac

• Perimeter landscaping per Code
• 5 parks including one 3.5 acre

neighborhood park

• All parks open to public
• All Open S

pace maintained by HOA

• r LMA

 Development phased

• Backbone roads and drainage channel

initial part of development

 Proj ect anticipated to generate 4,939 ADT;

478 PM Peak – at BUILD OUT

• Received comments from RTC and

Washoe County Engineering

• Improvements include new Prado Ranch

Pkwy and improvements along Lemmon at Nectar S treet

• Ties into existing Matterhorn Blvd to

perpetuate access

• Although not required by the Traffic

S tudy or current Development Code, Developer fixing an existing problem by elevating Lemmon Drive 2 feet higher than existing

Proj ect Details

 All sewer to Reno S

tead Wastewater Treatment Plant

• Currently treating 1.7 mgd
• COR moving forward with diversion of

0.5 mgd of raw sewage to TMWRF (complete 2018);

• Results in treatment of 1.2 mgd
• Has capacity for up to 2 mgd

 ~110,250 gpd sewer to Reno S

tead Wastewater Treatment Plant

• Only if/ when City of Reno Will S

erve letter is issued

 Effluent

• ~123.5 AF/ year effluent = 0.9” rise in

lake elevation over a full year

• Lake typically evaporates ~4’ / year

Proj ect Details

 Must mitigate for increased storm runoff due to

development and fill in the floodplain

• Per Truckee Meadows Regional Design Manual,

mitigation may be retention, detention or increased volume within the 100-year water surface area

• To mitigate for increased storm runoff peak flows,

Volume off-set area to be provided in retention basin

• n private property along west side of Lemmon Drive

 ~300 acres of designated Open S

pace available for

• ff-set area
• Based on Master Hydrology analysis of existing

watershed

 ~30,000 cubic yards (19 AF) to be removed from

adj acent open space as mitigation for fill within floodplain

• Fill required for this proj ect is 1.2M cubic yards; can

take Fill from adj acent Open S pace (through City of Reno standard grading permit); enough area to mitigate well above requirements

S tormwater Mitigation



Lemmon Drive elevat ed above flood level from north proj ect boundary to Deodar Way to improve t he existing situation with a safe and viable roadway in the region



Utility infrastructure extended



24 acres of usable open space for community and surrounding residents



Additional 300 acres available as Open S pace to provide additional capacity and mitigate for flooding within S wan Lake



Minimum $5.5M in impact fees

Regional Benefits